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Property profile & analytics
OFF-MARKET
Estimated value
$19,350,000
Warehouses
25 Fretz Rd Souderton, PA 18964-2610
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US73-1042940
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2010
Total area
211,561 SF
Lot
38.8 ac (1,690,128 SF)
Zoning code
LI
APN
50-00-00694-01-2
UPID
US73-1042940
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Almac Group US Headquarters Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$19.35M
Owner & transaction history
Almac Realty LLC · 18 yrs held
Almac Realty LLC
since 2008
6 recorded transactions
Zoning & alternative use
LI · Souderton, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$29.7M
+53.1%
Apartment house (5+ units)
$29.4M
+51.6%
Neighborhood: shopping center
$27.6M
+42.2%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Souderton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Souderton submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$19,400,000
Current use
RESTAURANT
$29,695,000
Change: +53% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$29,405,000
Change: +52% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$27,575,000
Change: +42% · Conversion: Moderate
Blend value · Realmo final
$19.35M
Range $17.42M – $21.29M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$91 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$688,253
Tax year 2023
Assessed value
$16,841,700
Assessed 2024
Previous assessed
$16,841,700
+0.0% YoY
Effective rate
4.09%
On assessed value
Total market value
$16,841,700
Applied tax rate
50.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2010
Heating
FORCED AIR
Cooling
CENTRAL
Total area
211,561 SF
Lot
38.8 ac (1,690,128 SF)
Zoning code
LI
APN
50-00-00694-01-2
UPID
US73-1042940
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
LI · Souderton, PA
Zoning LI · permitted uses
LI · Souderton, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Souderton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$19.4M
RESTAURANT
Est. value
$29.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$29.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$27.6M
WAREHOUSE, STORAGE Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2010
Heating
FORCED AIR
Cooling
Yes
Lot
38.8 ac
Current owner
From public records · entity-resolved
Almac Realty LLC
Entity
Mailing address
25 FRETZ RD, SOUDERTON, PA 18964-2610
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 23, 2021
—
Almac Central Management LLC
—
Deed
related
$46,345,760 · Northern Bank
Apr 8, 2019
—
Almac Central Management LLC
—
Correction Deed
related
$136,047,440 · Northern Bank Ltd
Mar 28, 2019
—
Almac Central Management LLC
—
Loan Modification
related
$80,000,000 · Northern Bk Ltd
Sep 29, 2016
—
Almac Central Management LLC
—
Deed
related
$66,244,698 · * Other Institutional Lenders
Jul 3, 2008
$5,009,850
Almac Realty LLC
Kriebel,samuel F
Deed Of Trust
$60,000,000 · Bank Of America
—
—
Almac Central Management LLC
—
Loan Modification
related
$66,244,698 · * Other Institutional Lenders
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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